HomeMy WebLinkAbout31A - 2000 EAST FIRST ST
REQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
NOVEMBER 7, 2005
TITLE
TENTATIVE PARCEL MAP NO. 2005-10
(COUNTY MAP NO. 2004-317) TO
SUBDIVIDE AN EXISTING PARCEL INTO TWO
LOTS AND VARIANCE NO. 2005-14 FOR A
REDUCTION IN STREET FRONTAGE AT 2000
EAST FIRST STREET - ST. JEANNE DE
LESTONNAC SCHOOL, APPLICANT
(lfl f) a~
CITY MANAGER
APPROVED
o As Recommended
o As Amended
D Ordinance on 151 Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
Receive and file the staff report approving Tentative Parcel Map No.
2005-10 (County Map No. 2004-317) as conditioned and Variance No. 2005-14
as conditioned.
PLANNING COMMISSION ACTION
On October 10, 2005, the Planning Commission adopted a resolution
approving Tentative Parcel Map No. 2005-10 (County Map No. 2004-317) as
conditioned and adopted a resolution approving Variance No. 2005-14 as
conditioned by a vote of 5: 1 (Leo opposing, Lutz absent) to allow the
subdivision of an existing parcel into two lots and a reduction in
required street frontage in the general commercial (C2) zoning district
at 2000 East First Street. The Planning Commission made no changes to the
recommended conditions of approval outlined in the attached staff report
(Exhibit A) .
FISCAL IMPACT
There is no fiscal impact associated with this action.
~Trevino
Executlve Dlrector
Planning & Building Agency
VF:rb
vf\reports\TPM05-10&VA05-14.cc
31A-1
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
OCTOBER 10, 2005
TITLE:
PUBLIC HEARING - FILED BY ST. JEANNE DE
LESTONNAC SCHOOL FOR TENTATIVE PARCEL
MAP NO. 2005-10 (COUNTY MAP NO. 2004-317)
TO SUBDIVIDE AN EXISTING PARCEL INTO TWO
LOTS AND VARIANCE NO. 2005-14 FOR A
REDUCTION IN STREET FRONTAGE AT 2000
EAST FIRST STREET
Prepared by Vince Fregoso
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
~xecutive Director
~~~
RECOMMENDED ACTION
1. Adopt a resolution approving Tentative Parcel Map No. 2005-10
(County Map No. 2004-317) as conditioned.
2. Adopt a resolution approving Variance No. 2005-14 as conditioned.
DISCUSSION
Request of Applicant
The Sisters of the Company of Mary Our Lady are requesting approval of a
tentative parcel map to allow the subdivision of an existing parcel of
land into two parcels and a variance to allow a parcel without the
required street frontage at 2000 East First Street.
Property Description
The project site is a 7.9-acre, rectangular shaped parcel of land located
at 2000 East First Street. The site currently contains a recently
completed multi-use ball field for St. Jeanne de Lestonnac School, located
directly east of the site. Upon completion of all planned construction,
the site will contain the ball field, a 4,000 square foot child care
facility, a restroom building and 149 parking stalls.
The zoning designation for the site is General Commercial (C-2) and has a
General Plan land use designation of Professional and Administrative
Office (PAO). Surrounding land uses include office and retail to the
north; the Santa Ana Freeway (I-5) to the south; office buildings and St.
Jeanne de Lestonnac School to the east; and office buildings to the west
(Exhibits 1 and 2) .
EXHIBIT A
31A-2
Tentative Parcel Map No. 2005-10
Variance No. 2005-14
October 10, 2005
Page 2
Project Description
The applicant is requesting approval of the tentative parcel map in order
to subdivide the existing 7.9-acre parcel of land into two lots. Parcel
One will consist of 5.95 acres and will remain under ownership of the
school. This parcel, located to the south, will be occupied by the multi-
use ball field and other school uses. Parcel Two will be approximately
1.86 acres in size and is intended to be sold to a developer who is
planning to construct a medical office building. The current proposal is
for the subdivision of land only, with no development submitted with this
application (Exhibit 3)
Analysis of the Issues
The Sisters of the Company of Mary Our Lady are seeking approval of a
tentati ve parcel map to subdivide a parcel of land into two parcels.
Since the applicant has submitted this application to subdivide the land
for conveyance purposes only, no major issues were identified with the
proposal. The project is consistent with the City's General Plan, with no
impacts to adjacent properties or the environment expected.
The applicant is proposing to share a common driveway with the future
owners of Parcel Two. In order to maintain easements and services over
the two integrated, separately owned parcels of land, conditions,
covenants and restrictions (CC&Rs) will need to be concurrently recorded
for the site. This document, which will include provisions for shared
ingress and egress, utilities, drainage, landscaping and maintenance, must
be approved prior to approval of the Final Map.
A review of the City of Santa Ana Municipal Code and the California
Subdivision Map Act shows that this proposed tentative parcel map complies
with the State Map Act and Chapter 34 of the Municipal Code. As this
project is in compliance with both state and city requirements, it is
recommended that Tentative Parcel Map No. 2005-10 be approved as
conditioned.
The applicant is also requesting approval of a variance for a reduction
in required street frontage for the proj ect. Santa Ana Municipal Code
Section 41-384 requires a minimum of 120 feet of street frontage for any
parcel located within the C-2 zoning district while the applicant is
requesting the creation of a lot with only 48.5 feet of street frontage.
31A-3
Tentative Parcel Map No. 2005-10
Variance No. 2005-14
October 10, 2005
Page 3
Staff recommends approval of the variance request for the reduced street
frontage for several reasons. First, the requirement to maintain 120
feet of street frontage is intended to ensure that commercial
developments are built on parcels that have adequate street frontage
that allow access to the site. The proposed subdivision will result in
the creation of two parcels: one with 48 feet of frontage and a second
with approximately 340 feet of frontage. This smaller frontage is
acceptable to staff as St. Jeanne will utilize the smaller frontage as
an access point to the site. The 340 feet of frontage for the new
parcel exceeds the minimum frontage for a commercial site and will
provide adequate frontage for access to the new parcel. Second, St.
Jeanne will use the driveway as a secondary access point to the ball
field, future child care facility and as a secondary access point to the
campus during morning drop-off and afternoon pick-up times. Therefore,
since the school will not be utilizing First Street as the primary
street frontage for the school, the need for the minimum 120 feet of
frontage is not needed. Finally, upon build out of both parcels, the
parcels will serve as an integrated development site between the school
and the future office building, thereby minimizing the need for 120 feet
of frontage for the school site.
Based on the above analysis, staff recommends that
Commission approve Tentative Parcel Map No. 2005-10 (County
317) as conditioned and Variance No. 2005-14 as conditioned
5,6 and 7).
the Planning
Map No. 2004-
(Exhibits 4,
CEQA Compliance
This proj ect was reviewed in accordance with the Guidelines for the
California Environmental Quality Act. The recommendation is exempt from
further review pursuant to Section 15315. This Class 15 exemption allows
the subdivision of four or fewer lots that comply with the General Plan.
Categorical Exemption Environmental Review No. 2005-03 will be filed for
this project.
Vince Freg
Senior Pla
VF:JM
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TPM 05-10NA 05-14
ST. JEANNE DE LESTONNAC
2000 EAST FIRST STREET
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ST. JEANNE DE LESTONNAC
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EXHIBIT 2
31A-6
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TENTATIVE PARCEL MAP NO. 2004-317
CllY OF SANTA ANA. COUNTY OF ORANGE. STATE OF CALIFORNIA
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ASSESSOR'S PARCEL NUMBER:
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Tentative Parcel Map No. 2005-10
October 10, 2005
Page 1 of 2
Findings of Fact
A.
The proposed proj ect, as conditioned,
improvements are consistent with the
designation of the General Plan and are
all other elements of the General Plan.
and its design
General Commercial
otherwise consistent
and
(GC)
with
Tentative Parcel
the land uses as
will only create
alter the project
Map No. 2005-10 will have no adverse affect on
prescribed by the General Plan. The proj ect
new property lines and will not otherwise
as approved.
B.
The proposed proj ect, as
requirements of the zoning
applicable City ordinances.
conditioned, conforms to all applicable
and subdivision codes as well as other
Tentative Parcel Map No. 2005-10 is in keeping with the
provisions of Site Plan Review and Chapters 34 and 41 of the
Santa Ana Municipal Code, with the exception of the street
frontage requirement for the school site. These provisions
pertain to the subdivision of land and development standards
for the site. Additionally, the project will be in compliance
with all applicable building codes related to the project.
C. The project site is physically suitable for the type and density of
the proposed project.
Tentative Parcel Map No. 2005-10 will not create a condition
that makes the subdivision physically unsuitable for the site.
This proposed project is for subdivision purposes only and does
not involve any new construction.
D.
The design and improvements of the proposed project
substantial environmental damage or substantially
injure fish or wildlife or their habitat.
will not cause
and avoidably
The parcel map will not cause any environmental damage nor
injure fish or wildlife as no fish or wildlife was identified
as residing on the project site during the environmental review
of this project.
f1~~'8 4
Tentative Parcel Map No. 2005-10
October 10, 2005
Page 2 of 2
E. The design or improvements of the proposed proj ect will not cause
serious public health problems.
No alterations are proposed to the development project that
will lead to serious damage or create public health problems.
The project was analyzed through the environmental review
process to ensure that no environmental or health problems will
be created. As a result, approval of the tentative parcel map
will not affect the health or safety of persons residing in the
vicinity.
F. The design or improvements of the proposed project will not conflict
with the easements acquired by the public at large for access
through or use of property within the proposed project.
Approval of the tentative parcel map will not create any
conflicts with existing easements found on the site. As a
condition of approval of the parcel map, conditions, covenants
and restrictions (CC&Rs) will need to be recorded for this
proj ect. These CC&Rs will ensure that access, egress, and
other necessary easements are maintained over the two parcels.
31A-9
OCTOBER 10, 2005
PAGE 1 OF2
Conditions for Approval
Should Tentative Parcel Map No. 2005-10 be approved, the project shall
comply with all applicable sections of the Santa Ana Municipal Code, the
California Administrative Code, the Uniform Fire Code, the Uniform
Building Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed
below prior to exercising the rights conferred by this parcel map.
The applicant must remain in compliance with all conditions listed below
throughout the life of the parcel map. Failure to comply with each and
every condition may result in the revocation of the parcel map.
A. Planning Division
1. The Final Map is required to be recorded within two years of
the date of approval of the tentative map by the City Council.
2 .
Two copies of
submitted each
within 10 days
the recorded Final Map
to the Planning Division
of recordation.
and CC&Rs need to be
and Public Works Agency
3.
All development
development and
issuance.
within
permit
the
fees
area of the
in effect at
map is subject to
the time of permit
4. All development within the area of the map is subject to all
design and development standards in effect at the time of
permit issuance.
5. The tentative map, final map, and all improvements required to
be made or installed by the subdivider will be in accordance
with the design standards and specifications of the Santa Ana
Municipal Code and the requirements of the State Subdivision
Map Act.
6. Conditions, Covenants and Restrictions (CC&Rs) will need to be
recorded in conjunction with the recordation of the Final Map.
The CC&Rs will need to include provisions for shared parking,
access and egress, landscaping and site maintenance.
7. All proposed site improvements must conform to the Site Plan
Review approval of DP No. 05-7.
~~~21 b
Variance No. 2005-14
October 10, 2005
Page 1 of 1
Findings of Fact
A. That because of special circumstances applicable to the subject
property, including size, shape, topography, location, or
surroundings, the strict application of the zoning ordinance is found
to deprive the subject property of privileges not otherwise at
variance with the intent and purpose of the provisions of this
chapter.
Special circumstances exist that necessitate a variance for a
reduction in street frontage. The driveway is intended to be a
secondary access point to the school facilities, which will be
located at the rear of the property. As the driveway will be
designed to comply with City codes, the granting of a variance
is warranted.
B. That the granting of a variance is necessary for the preservation and
enjoyment of one or more substantial property rights.
The granting of the variance for a reduction in street frontage
will allow the enjoyment of property rights. Since the school
will take secondary access from First Street, and at least one
access points is proposed for the office building, a reduction
in the required street frontage is warranted.
C. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The street frontage variance will not be detrimental to the
surrounding area as access to both sites will be provided.
Additionally, surplus parking will be provided for the school,
thereby reducing impacts to surrounding properties.
D. That the granting of a variance will not adversely affect the General
Plan of the City.
The granting of the variance will not adversely affect the
City's General Plan in any way as the land use designation of
Professional and Administrative Office (P) encourages
development that is well planned.
f~~~1 ~
OCTOBER 10,2005
PAGE 1 OF 1
Conditions for Approval
Variance No. 2005-14 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with applicable sections of the
Santa Ana Municipal Code, the California Administrative Code, the Uniform
Fire Code, the Uniform Building Code, and all other applicable
regulations. In addition, it shall meet the following conditions of
approval:
The applicant must comply with each and every condition listed below prior
to exercising the rights conferred by this variance.
The applicant must remain in compliance with all conditions listed below
throughout the life of the variance. Failure to comply with each and
every condition may result in the revocation of the variance.
A. Planning Division
1. All proposed site improvements must conform to the Site Plan
Review approval of DP No. 05-7.
B. Police Department
1. The applicant shall install a Police/Fire knox box on the
entry gate to the facility.
3r)f~1 ~
KO - 10/20/05
RESOLUTION NO. 2005-71
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING TENTATIVE
PARCEL MAP NO. 2005-10 AS CONDITIONED AND
VARIANCE NO. 2005-14 FOR A REDUCTION IN STREET
FRONTAGE FOR THE PROPERTY LOCATED AT 2000
EAST FIRST STREET (COUNTY MAP NO. 2004-317)
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF
SANTA ANA AS FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. Applicant has requested approval of Tentative Parcel Map No. 2005-10
seeking to subdivide the existing 7.g-acre parcel of land into two lots, and
Variance No. 2005-14 for a reduction in street frontage for the property
located at 2000 East First Street. (County Map No. 2004-317)
B. The Planning Commission of the City of Santa Ana held a duly noticed
public hearing on October 10, 2005.
C. The Planning Commission of the City of Santa Ana determines that for
Tentative Parcel Map No. 2005-10, which seeks to subdivide the existing
7.g-acre parcel of land into two lots, the following findings have been
established:
1. The proposed project, as conditioned, and its design and
improvements are consistent with the General Commercial (GC)
designation of the General Plan and are otherwise consistent with
all other elements of the General Plan.
Tentative Parcel Map No. 2005-10 will have no adverse
affect on the land uses as prescribed by the General Plan.
The project will only create new property lines and will not
otherwise alter the project as approved.
2. The proposed project, as conditioned, conforms to all applicable
requirements of the zoning and subdivision codes as well as other
applicable City ordinances.
Tentative Parcel Map No. 2005-10 is in keeping with the
provisions of Site Plan Review and Chapters 34 and 41 of
the Santa Ana Municipal Code, with the exception of the
street frontage requirement for the school site. These
provisions pertain to the subdivision of land and
31A-13
Resolution No. 2005-71
Page 1 of 5
development standards for the site. Additionally, the project
will be in compliance with all applicable building codes
related to the project.
3. The project site is physically suitable for the type and density of the
proposed project.
Tentative Parcel Map No. 2005-10 will not create a condition
that makes the subdivision physically unsuitable for the site.
This proposed project is for subdivision purposes only and
does not involve any new construction.
4. The design and improvements of the proposed project will not
cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
The parcel map will not cause any environmental damage
nor injure fish or wildlife as no fish or wildlife was identified
as residing on the project site during the environmental
review of this project.
5. The design or improvements of the proposed project will not cause
serious public health problems.
No alterations are proposed to the development project that
will lead to serious damage or create public health problems.
The project was analyzed through the environmental review
process to ensure that no environmental or health problems
will be created. As a result, approval of the tentative parcel
map will not affect the health or safety of persons residing in
the vicinity.
6. The design or improvements of the proposed project will not conflict
with the easements acquired by the public at large for access
through or use of property within the proposed project.
Approval of the tentative parcel map will not create any
conflicts with existing easements found on the site. As a
condition of approval of the parcel map, conditions,
covenants and restrictions (CC&Rs) will need to be recorded
for this project. These CC&Rs will ensure that access,
egress, and other necessary easements are maintained over
the two parcels.
D. The applicant is requesting the creation of one parcel with 48.5 feet of
street frontage, and 340 feet of street frontage for the second parcel.
1. Santa Ana Municipal Code Section 41-384 requires a minimum of
120 feet of street frontage for any parcel located within the C-2
zoning district.
2. The Planning Commission of the City of Santa Ana determines that
for Variance No. 2005-14, to allow one parcel to have reduced
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Resolution No. 2005-71
Page 2 of 5
street frontage (48.5 feet of street frontage), the following findings
have been established:
i. That because of special circumstances applicable to the
subject property, including size, shape, topography, location,
or surroundings, the strict application of the zoning
ordinance is found to deprive the subject property of
privileges not otherwise at variance with the intent and
purpose of the provisions of this chapter.
Special circumstances exist that necessitate a
variance for a reduction in street frontage. The
driveway is intended to be a secondary access point
to the school facilities, which will be located at the
rear of the property. As the driveway will be designed
to comply with City codes, the granting of a variance
is warranted.
ii. That the granting of a variance is necessary for the
preservation and enjoyment of one or more substantial
property rights.
The granting of the variance for a reduction in street
frontage will allow the enjoyment of property rights.
Since the school will take secondary access from First
Street, and at least one access points is proposed for
the office building, a reduction in the required street
frontage is warranted.
iii. That the granting of a variance will not be materially
detrimental to the public welfare or injurious to surrounding
property.
The street frontage variance will not be detrimental to
the surrounding area as access to both sites will be
provided. Additionally, surplus parking will be
provided for the school, thereby reducing impacts to
surrounding properties.
iv. That the granting of a variance will not adversely affect the
General Plan of the City.
The granting of the variance will not adversely affect
the City's General Plan in any way as the land use
designation of Professional and Administrative Office
(P) encourages development that is well planned.
E. This project was reviewed in accordance with the Guidelines for the
California Environmental Quality Act. The recommendation is exempt from
further review pursuant to Section 15315. This Class 15 exemption allows
the subdivision of four or fewer lots that comply with the General Plan.
Resolution No. 2005-71
Page 3 of 5
31A-15
Categorical Exemption Environmental Review No. 2005-03 will be filed for
this project.
Section 2. The Planning Commission after conducting the public hearing hereby
approves:
1. Tentative Parcel Map No. 2005-10 (County Map No. 2004-317) as
conditioned in Exhibit "A" attached hereto and incorporated herein, and
2. Variance No. 2005-14 for a reduction in street frontage for the property
located at 2000 East First Street as conditioned in Exhibit "B" attached hereto and
incorporated herein.
These decisions are based upon the evidence submitted at the abovesaid hearing,
which includes but not is not limited to: the Request for Planning Commission Action
dated October 10, 2005 and exhibits attached thereto; and the public testimony, all of
which are incorporated herein by this reference.
ADOPTED this 10th day of October, 2005 by the following vote:
AYES: Commissioners: Betancourt, Cribb, De La Torre, Gartner, Rodriguez (5)
NOES: Commissioners: Leo (1)
ABSENT: Commissioners: Lutz (1)
ABSTENTIONS: Commissioners: None (0)
Christopher Leo
Vice Chairperson
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. Otto
Assistant City Attorney
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Resolution No. 2005-71
Page 4 of 5
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No. 2005-71 to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on October 10, 2005.
Date:
Planning Commission Secretary
City of Santa Ana
31A-17
Resolution No. 2005.71
Page 5 of 5
Conditions for Approval for Tentative Parcel Map No. 2005-10
(Countv Map No. 2004-317)
Tentative Parcel Map No. 2005-10 (County Map No. 2004-317) is approved subject to
compliance, to the reasonable satisfaction of the Planning Manager, with all applicable
sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform
Fire Code, the Uniform Building Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this subdivision.
The applicant must remain in compliance with all conditions listed below throughout the life
of the parcel map.
A. Plannina Division
1. The Final Map is required to be recorded within two years of the date of
approval of the tentative parcel map by the City Council.
2. Two copies of the recorded Final Map and CC&Rs need to be submitted
each to the Planning Division and Public Works Agency within 10 days of
recordation.
3. All development within the area of the map is subject to development and
permit fees in effect at the time of permit issuance.
4. All development within the area of the map is subject to all design and
development standards in effect at the time of permit issuance.
5. The tentative map, final map, and all improvements required to be made or
installed by the subdivider will be in accordance with the design standards
and specifications of the Santa Ana Municipal Code and the requirements
of the State Subdivision Map Act.
6. Conditions, Covenants and Restrictions (CC&Rs) will need to be recorded
in conjunction with the recordation of the Final Map. The CC&Rs will need
to include provisions for shared parking, access and egress, landscaping
and site maintenance.
7. All proposed site improvements must conform to the Site Plan Review
approval of DP No. 05-7.
EXHIBIT "An
31A-18
Conditions for Approval for Variance No. 2005-14
Variance No. 2005-14 is approved subject to compliance, to the reasonable satisfaction of
the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the
California Administrative Code, the Uniform Fire Code, the Uniform Building Code, and all
other applicable regulations. In addition, it shall meet the following conditions of approval:
The applicant must comply with each and every condition listed below prior to exercising
the rights conferred by this variance.
The applicant must remain in compliance with all conditions listed below throughout the life
of the variance. Failure to comply with each and every condition may result in the
revocation of the variance.
A. Planning Division
1. All proposed site improvements must conform to the Site Plan Review
approval of DP No. 05-7.
B. Police Department
1. The applicant shall install a Police/Fire knox box on the entry gate to the
facility.
EXHIBIT "B"
31A-19
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